SANDILANDS RESIDENCES is a 75-year balance leasehold development along SANDILANDS ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 5 units and is TOP 2002.
This profile draws on 1 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 24 years from TOP, SANDILANDS RESIDENCES is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for SANDILANDS RESIDENCES is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 1 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SANDILANDS RESIDENCES dashboard.
- Average sale price: $5,000,000 across 1 transactions
- District 19 PSF ranking: Premium tier (top 12%)
- 999 yrs lease commencing from 1886 · OCR · D19 · 5 units
About SANDILANDS RESIDENCES
SANDILANDS RESIDENCES is a 999 yrs lease commencing from 1886 condominium, located at SANDILANDS ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by ALPRO MGMT SVCS PTE LTD, comprising 5 residential units, completed in 2002.
With approximately 75 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
SANDILANDS RESIDENCES has recorded 1 sale transactions with an average transaction price of $5,000,000, ranging from $5,000,000 to $5,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 1 | $1,888 psf | $5,000,000 | — |
SANDILANDS RESIDENCES ranks in the top 12% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, SANDILANDS RESIDENCES trades 21.8% above the segment benchmark.
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Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows SANDILANDS RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SANDILANDS RESIDENCES
- Kovan MRT
- Yangzheng Primary School
- Xinmin Secondary School
- Xinmin Primary School
Nearby MRT Stations
SANDILANDS RESIDENCES is 890m from Kovan MRT (North-East Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Kovan | NE13 | North-East Line | 890m |
Nearby Schools
There are 21 schools within 2 km of SANDILANDS RESIDENCES, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yangzheng Primary School | Primary | 290m |
| Xinmin Secondary School | Secondary | 380m |
| Xinmin Primary School | Primary | 460m |
| Rosyth School | Primary | 570m |
| Xinghua Primary School | Primary | 690m |
| Serangoon Secondary School | Secondary | 790m |
| Holy Innocents' High School | Secondary | 840m |
| Holy Innocents' Primary School | Primary | 910m |
| Cedar Primary School | Primary | 950m |
| Cedar Girls' Secondary School | Secondary | 1.0 km |
| Townsville Primary School | Primary | 1.0 km |
| St. Gabriel's Primary School | Primary | 1.1 km |
Adequate lease horizon. Around 75 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Boutique character. With 5 units, SANDILANDS RESIDENCES keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Yangzheng Primary School sits about 0.29km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.89km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 1 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: SANDILANDS RESIDENCES sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 1 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for SANDILANDS RESIDENCES?
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Is SANDILANDS RESIDENCES freehold or leasehold?
How far is the nearest MRT from SANDILANDS RESIDENCES?
What is the tenure of SANDILANDS RESIDENCES?
How does SANDILANDS RESIDENCES compare to other projects in the district?
What stamp duty applies for a foreign buyer of SANDILANDS RESIDENCES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for SANDILANDS RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.